Cedar Park - Far Northwest Austin Edition | July 2024

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Cedar Park Far Northwest Austin Edition VOLUME 2, ISSUE 3 JULY 13AUG. 12, 2024

2024 Home Edition

Cracking under pressure

Leander resident Sachin Patel points out cracks caused by alkali silica reaction on the exterior of his 2019 pool.

KAMERYN GRIESSERCOMMUNITY IMPACT

Hundreds of Central Texas pool owners sue over concrete defect

alkali silica reaction, or ASR, is a defect in concrete mixtures that causes the shell of a pool to weaken and crack. Hundreds of lawsuits are piling up as pool owners seek recourse against their builders.

cracks oozing with white gel spreading along the outside wall of his pool. Soon, Patel learned he was among thousands of Central Texas pool owners with ”concrete cancer.” Primarily found in Austin-area pools built between 2017-23, concrete cancer, also known as

BY KAMERYN GRIESSER

Leander resident Sachin Patel always dreamed of aording a backyard pool for his children, but shortly after building one in 2019, his dream turned into a nightmare. In just ve months, he began noticing spider-like

CONTINUED ON 34

Also in this issue

Impacts: Titan Moon Comics moves to new Cedar Park spot (Page 6)

Education: Districts grapple with stagnant state funding (Page 12)

Real estate: Appraisals adjust to cooling housing market (Page 21)

Dining: Mag's Cedar Park rebrands space, continues legacy (Page 40)

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Impacts

pepperoni, and desi pizzas, such as chicken tikka and paneer tikka. The business uses halal meat. • Opened June 27 • 12621 Hero Way W., Ste. B6, Leander • 512-768-5269 3 Happy Hemp Co. Owned by Jeana Aliani, the dispensary offers cannabis- infused drinks, disposable dabs and pens, edibles, topicals, and other CBD and delta-9 products. • Opened in March • 1540 Cypress Creek Road, Ste. 105, Cedar Park • www.happyhempco.com 4 Top Barrel Liquor & Smoke The store sells spirits, wine and beer as well as smoke products and accessories. The family-owned business is run by Serena Sadruddin, her brother Safeen Sadruddin and Ali Noorali, all of whom are Leander residents. • Opened June 17 • 11620 Hero Way W., Ste. 150, Leander • Facebook: Top Barrel Liquor 5 Ealy & Company Real Estate Licensed Realtor Lockie Ealy started her own firm following 20 years of experience working in the Austin area. The real estate company specializes in residential, farm and ranch sales. • Opened May 4 • 135 Mourning Dove Lane, Ste. 303, Leander • www.ealyandcompany.com The Chlorinator The mobile pool cleaning company offers weekly cleanings for both salt and chlorine swimming pools. Owned by Lori Steele and Burt Pohlmann, the business serves Cedar Park and surrounding communities. • Opened June 1 • www.thechlorinatorpoolpro.com Austin Photo Booths Locally owned by Dustin Sartoris, the photo booth rental company offers three event packages. • Opened June 1 • www.austinphotobooths.com

LARKSPUR PARK BLVD.

Leander

MOURNING DOVE LN.

183

S. BROOK DR.

W. BROADE ST.

183

1460

HIGHLAND FALLS DR.

183A TOLL

SCOTTSDALE DR.

Cedar Park

183

VISTA RIDGE BLVD.

LAKELINE BLVD.

CYPRESS CREEK RD.

ANDERSON MILL RD.

MAP NOT TO SCALE

Cedar Park & Leander

45 TOLL LAKELINE MALL DR. 2 Aha Desi Pizza The new pizza shop soft opened with a limited menu, including traditional pizzas, such as cheese and local liquors and have rabbit-themed names. • Opened April 1 • 13920 Ronald Reagan Blvd., Ste. 202, Cedar Park • www.rabbitholetx.com

Now open

1 Rabbit Hole Neighborhood Bar The bar’s second location opened in the Shops at Reagan’s Hope retail center. The venue’s cocktails are mixed with

620

COMMUNITYIMPACT.COM

BY COMMUNITY IMPACT STAFF

Coming soon

Now open

Coming soon

6 Shady Brew Garden The food truck park’s opening in Old Town Leander has been delayed from its original spring timeline, co-owner Omar Dyess said. The business will offer beer on tap, wine and coffee, and up to four food trucks. • Opening in September • 303 W. Broade St., Leander • Facebook: Shady Brew Garden 7 Smoothie King The national franchise serves smoothies in a variety of flavors, and offers fitness, energy and wellness enhancers as well as a selection of snacks.

11 The Boozy Barista The craft cocktail bar opened inside Perky Beans Coffee next to PB Cafe. It serves a variety of cocktails, beers and wines alongside charcuterie boards and small bites. Some of the bar’s most popular drinks include the blood orange margarita, strawberry and blueberry mules, and espresso bean-infused bourbon, owner Angie Diaz said. • Opened May 9 • 2080 N. US 183, Ste. 210, Leander • www.perkybeanscoffee.com Engemoen as its new president and CEO following the retirement of Steve Stapp. • 190 E. Whitestone Blvd., Cedar Park • www.r.bank 12 Texas Car Title & Payday Loan Services, Inc. Founded in 1994, the loan service business is celebrating its 30th anniversary. • 100 S. Bell Blvd., Cedar Park • www.texascartitleandpaydayloanservicesinc.com 13 St. David’s CareNow The medical provider will offer school and sports physicals for K-12 students at a discounted rate of $35

14 Kwality Ice Cream The South Asian ice cream shop will serve 56 flavors of ice cream, including Alphonso King Mango, Lychee Tropee, rose petal and saffron pistachio. The shop will also have traditional ice cream bars known as kulfi, falooda shakes featuring rice noodles, slices of sponge cake with layered ice creams called cassata, and ice cream cakes,

• Opening in late 2024 or early 2025 • 145 S. Brook Drive, Ste. 110, Leander • www.smoothieking.com

8 Sherwin-Williams The store sells interior and exterior paints, coatings, and stains in a wide range of colors and shades as well as wallpapers and painting supplies. • Opening in early 2025 • 18161 Ronald Reagan Blvd., Leander • www.sherwin-williams.com

franchise owner Sunny Lalani said. • Opening in late 2024 or early 2025 • 7680 183A Toll, Ste. 205, Leander • www.kwalityfoods.com

Relocations

until Aug. 31 at its 24 Austin-area locations. • 5001 183A Toll, Ste. R100, Cedar Park • www.carenow.com

9 Titan Moon Comics The comic book store moved because the lease expired at its old location at 1540 Cypress Creek Road, Ste. 108, Cedar Park. The store offers a wide selection of comics, manga and graphic novels as well as collectors’ items. • Relocated in late May • 200 Buttercup Creek Blvd., Ste. 118, Cedar Park • www.titanmooncomics.com

15 Texas State University’s Round Rock campus

In partnership with commercial real estate developer Concept Companies, the school announced a life science incubator program June 27. The new facility will be dedicated to supporting startups in the life sciences and medical fields, and will include laboratories, offices, administrative support and collaboration spaces. Construction is expected to reach completion by the end of 2025. • 1555 University Blvd., Round Rock • www.txst.edu

In the news

10 R Bank The Texas-based bank celebrated its 15th anniversary on June 22. In early June, the company welcomed Todd

(512) 986-7317 10181 East Crystal Falls Parkway #102, Leander, TX 78641

CEDAR PARK - FAR NORTHWEST AUSTIN EDITION

CEDAR PARK

Impacts

Far Northwest Austin

O'CONNOR DR.

183A TOLL

620

Now open

1 Nabe Sushi The upscale, omakase-style restaurant is owned by Tim Kwon. It offers a variety of bentos and sushi options, such as sashimi and nigiri rolls, and specializes in bluefin tuna. • Opened May 22 • 10815 RM 2222, Bldg. 6, Ste. 213, Austin • www.nabesushi.com 2 Austin Massage Studio The business offers a variety of body massage services— including Thai, deep tissue, couples massages and foot reflexology—for 30, 45, 60 or 90 minutes. • Opened in early June • 13812 Research Blvd., Ste. B4, Austin • https://salons-spa.wixsite.com/austinmassagestudio 3 The Drip Bar The business provides vitamins through IVs and shots as well as some beauty services. • Opened July 6 • 8300 N. RM 620, Ste. D600, Austin • www.thedripbar.com

LAKELINE MALL DR.

45 TOLL

LAKE CREEK PKWY.

620

183

3 10

4 POINTS DR.

620

2222

SPICEWOOD SPRINGS RD.

MAP NOT TO SCALE

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• 17280 N. RM 620, Ste. 100, Round Rock • www.smokeymosbbq.com

Coming soon

Now open

4 Austin Elite Smiles Drs. Elizabeth Lowery and Kasey Lowrance will provide general and preventative dental services as well as veneers, Invisalign and teeth whitening. • Opening in August • 15004 Avery Ranch Blvd., Bldg. B, Ste. 100, Austin • www.austinelitesmiles.com 5 Dazzle Dental The locally owned dental office will provide exams and cleanings, metal-free fillings, teeth whitening, crowns and bridges, extractions, implants, and Invisalign. • Opening in August • 8516 Anderson Mill Road, Ste. 200, Austin • www.dazzledentaltx.com

Closings

7 Papalote Taco House The restaurant served a variety of street-style tacos and tortas, plus chips and dip, arroz con leche, and agua fresca. Its other location on South Lamar remains open. • Closed in June • 13219 Research Blvd., Ste 100, Austin • www.papalotetx.com 8 Papa Murphy’s Known for its take-and-bake pizzas, which are prepared in-house and cooked at home, the chain has remaining locations in Northwest Austin, Round Rock and Leander. • Closed in May • 7399 O’Connor Drive, Round Rock • www.papamurphys.com

10 Bellissima The family-owned and -operated Italian- Mediterranean restaurant’s menu includes dishes such as bruschetta, Greek salad, fresh pasta, risotto, veal, seafood and wood-fired pizza. It also serves desserts, such as tiramisu and cannolis. • Opened June 7 • 8300 N. RM 620, Bldg. K, Ste. 200, Austin • www.bellissimatx.com

In the news

6 Smokey Mo’s BBQ The barbecue restaurant relocated from Avery Ranch at 10621 W. Parmer Lane, Austin, to Round Rock on June 24. According to a news release, the new location has more convenient features and less overlap with other locations.

9 Jollyville Mattress and Furniture The store sold mattresses, bedroom furniture and

dining furniture. • Closed in May • 12518 Research Blvd., Austin

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Government

Renovations begin on Cedar Park splash pad Renovations to upgrade and modernize the splash pad at Cedar Park’s Brushy Creek Lake Park are underway. Sorting out details Demolition of the old splash pad wrapped up at the end of May, and the site has been cleared for construction, said Mike DeVito, the city’s interim director of parks and recreation. Costing a little over $1.1 million, the renovations will have a nature-based theme, DeVito said, featuring trees, rocks and animal figurines. The renovations will also include an upgraded surfacing called Lifefloor, which is slip-resistant and designed for wet areas. Additionally, DeVito said the space that was previously used as a seating area will be relocated to under the nearby trees. The old seating area will then be added to the splash pad, making usable

City leaders select artist for Bell Park

Cedar Park officials announced Dixie Friend Gay will be the artist behind the public art piece in Cedar Park’s 15-acre Bell Park, which is under construction in the Bell District. The details Gay will create a large, stainless steel sculpture with lights, which will be located at Bell Park’s trailhead, Senior Project Manager Caleb Stockton said. Called “Protective Promise,” the sculpture will stand 12 feet tall and 10 feet wide, and consist of five petal-shaped panels protrud- ing from a central post. Council approved a $180,000 agreement with Gay for the services required for the project, including completing the design, constructing the piece, transporting it, and coordinating with contractors.

The Brushy Creek Lake Park splash pad will undergo improvements this summer.

RENDERING COURTESY CITY OF CEDAR PARK

space for the splash pad bigger, he said. “More people will be able to use [the splash pad]; it will have more features,” DeVito said. “We’re just really excited that the whole park area is almost going to look completely different and feel like a brand-new park.” Stay tuned The splash pad renovations are scheduled to reach completion in early August, DeVito said. The site will remain closed to the public while under construction.

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BY BEN THOMPSON & ZACHARIA WASHINGTON

Leander weighs smoke shop, lounge zoning Since January, Leander leaders have been work- ing to put regulations in place for the operation of vape shops and smoke lounges within the city. On June 20, council approved city staff’s pro- posed amendment to the zoning ordinance, which provides updated definitions, and adds uses and criteria for these businesses in Leander city limits. The specifics Per staff’s recommendation, a vape or smoke shop where products are sold would be considered a retail use zoned as local commercial, Executive Director of Development Services Robin Griffin said. However, if the business is a lounge where the products are being used, it would be zoned as heavy commercial, she said. For example, a hookah lounge would be zoned as heavy commercial. Previously, there were no zoning restrictions surrounding these businesses.

Summers likely to be hotter, per research As Austin gears up for another hot summer, new projections suggest the city will grow warmer with summer highs rising by as much as 10 degrees by the end of the century. The big picture Researchers with the UT-City Climate CoLab suggested more hot days, fewer cold days and more extreme weather swings are likely as the climate and local population continue to change. This year, researchers said Austin’s sum- mer will likely be hotter than normal with “weather extremes and swings” from wet to dry periods stemming from La Niña con- ditions. Overall, the summer could feature many days that end up in the 105-110 degree range—well above the 30-year seasonal average of 95.13 degrees.

Defining differences Vape or smoke shop

• Previous zoning: Not defined • New zoning: Local commercial • Mandatory distance from schools: 1,000 ft. Smoke lounge • Previous zoning: Not defined • Zoning category: Heavy commercial • Mandatory distance from schools: 1,000 ft. Cosmetic services • Previous zoning: Not defined • Zoning category: Local commercial • Mandatory distance from schools: N/A

SOURCE: CITY OF LEANDER/COMMUNITY IMPACT

Also of note The proposed amendment also addresses cosmetic services businesses, which offer eyelash extensions, microblading, Botox, chemical peels and more. Griffin said those uses will now be zoned as local commercial to help broaden options.

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CEDAR PARK - FAR NORTHWEST AUSTIN EDITION

Education

BY BROOKE SJOBERG & CHLOE YOUNG

Stagnant state funding brings shortfalls for Central Texas ISDs

when it was raised to $6,160 per student. Since this adjustment, Azaiez estimates costs have gone up about 20%. If the basic allotment were adjusted for inflation, it would be closer to $7,342 per student this year, projections from Hays CISD using Texas Education Agency data show. In June, when Round Rock ISD passed a $466 million balanced budget, it was one of few districts expected to do so in Central Texas, board President Amber Landrum said. The district identified $30 million in budget cuts to have its expenditures equal its revenues. Similarly, Bastrop ISD was able to pass a balanced $173.12 million budget in June after making cuts. About 43% of school districts in Texas are expecting to make budget cuts going into fiscal year 2024-25, per the Texas Association of School Business Officials.

With budget season wrapping up for many Central Texas school districts, officials are contending with higher operating costs amid stagnant funding. Administrators have shared they are experiencing heightened cost pressures this year compared to recent years due to increases in the cost of insurance, fuel and other goods vital to the operation of public schools. “You’ve probably heard the word ‘inflation’ many times,” Round Rock ISD Superintendent Hafedh Azaiez said to the board of trustees during a May 18 meeting. “I’m sure you feel it yourself as you go out to buy groceries or if you have to fix something in your house. Everything is costing more.” These rising costs come as the basic allotment— one of the primary kinds of state funding calculated using a district’s average daily attendance—has not been increased since 2019,

Flat funding The basic allotment is per student state funding to public and charter schools.

Actual basic allotment

Basic allotment if adjusted for inflation

$8K

$7K

$6K

2019-20 2021-22 2023-24 2025-26*

*PROJECTED

SOURCES: HAYS CISD, TEXAS EDUCATION AGENCY/COMMUNITY IMPACT

Stay tuned

What are the options?

Throughout the budget planning process, area school administrators shared different strategies for reducing their planned expenditures, such as eliminating unfilled positions, increasing class sizes and reducing departmental budgets. In several cases, such as in GISD, staffing was decreased by eliminating unfilled positions and reassigning staff as needed, Superintendent Devin Padavil said. Along with cutting vacant positions, Lake Travis ISD passed its lowest compensation increase in over a decade at 1% for FY 2024-25. Liberty Hill ISD—which is projecting its largest budget shortfall in recent years at $8.57 million— may ask voters to approve a tax rate increase through a voter-approval tax rate election, or VATRE. If approved by voters, this will allow the district to have a higher tax rate than otherwise allowed by the state, per the TEA. If a VATRE is not called for November, the district’s fund balance is projected to be completely depleted by 2026, according to district information. Despite cutting costs, many districts are expected to adopt some of their largest shortfalls in recent years. North East ISD in San Antonio; San Marcos and Hays CISDs; and Austin, Dripping Springs, Eanes, Georgetown, Hutto and Leander ISDs have passed shortfall budgets or are planning to pass budgets with shortfalls.

Looking ahead to January and the start of the next legislative session, many districts have established school funding as their top priority. Member districts have asked the Texas Association of School Boards to advocate on their behalf, in addition to communicating with community members about advocating for increased state funding. This comes as Texas lawmakers have attempted to tie increases in basic allotment funding to the approval of an educational savings account program that would have provided public funds to families who choose to enroll their children in private schools. In legislative sessions held in 2023, a measure including a $540 increase to the basic allotment failed after legislators stripped House Bill 1 of a provision including educational savings accounts. Going into the next legislative session, interim charges released in May by Texas House Speaker Dade Phelan— or the directives of what house committees should study—did not include increases to the basic allotment.

Regional shortfalls

Austin ISD $41.25M*

Bastrop ISD $0

Dripping Springs ISD

$2.77M

$1.2M

Eanes ISD

Georgetown ISD

$4.59M

$3.5M

Hutto ISD

Lake Travis ISD

$3.98M**

$13.09M

Leander ISD

Liberty Hill ISD

$8.57M**

Pflugerville ISD

$6.9M**

Round Rock ISD

*ASSUMES A VATRE PASSES IN NOVEMBER; THE SHORTFALL WOULD BE $78.2 MILLION WITHOUT A SUCCESSFUL VATRE. **THESE BUDGETS HAVE NOT YET BEEN PASSED

SOURCE: CENTRAL TEXAS SCHOOL DISTRICTS/COMMUNITY IMPACT

COMMUNITYIMPACT.COM

Education

BY CHLOE YOUNG

Leander ISD adopts budget with $13M general fund shortfall

The overview

Diving in deeper

Special funds

General operating budget expenditures Other: 0 . 45% Utilities: 2% Recapture: 3%

Expenditures: $15.77M

Expenditures: $461.59M

2.5% salary increase for all staff totaling $8.13M New positions: 91 totaling $6.44M

Child nutrition fund

Deficit: $1.31M

Deficit: $13.09M

Revenues: $14.46M

Revenues: $448.5M

Expenditures: $161.46M

Debt service fund

The deficit comes as the district has faced several cuts to state and federal funding plus new state mandates: • A $7 million reduction in Medicaid reimbursements for special education students • A $1.8 million reduction in Title 1 funding • The loss of a grant for autism services and Elementary and Secondary School Emergency Relief grant funds • $2 million in start up costs and $4.8 million annually to create a police department under House Bill 3 • A $5.4 million reduction in the Instructional Materials and Technology Allotment funding

Supplies/materials: 4% Contracted services: 4% Payroll: 85%

Revenues: $161.46M

Tax rate breakdown

General operating budget revenues Federal: 1% Other local sources: 4% State funding: 22% Local tax collections: 73%

2023-24

2024-25

Average school property tax bill Proposed tax rate per $100 valuation Average taxable home value

$427,922

$426,517

A $109 decrease from the prior year

$1.1087

$1.0869

$4,635

$4,744

SOURCE: LEANDER ISD/COMMUNITY IMPACT

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Education

BY CHLOE YOUNG

Alpha School to bring new AI-based academies to the Austin area Austin-based private school Alpha School is expanding its footprint with the opening of three new academies. This fall, Alpha School will open GT School for Gifted and Talented in Georgetown, Esports Acad- emy in Northwest Austin, and Lake Travis Sports Academy in the Hudson Bend area. The private school aims to expedite students’ learning process and academic growth using arti- cial intelligence, co-founder MacKenzie Price said. The setup Alpha School was founded in 2014 to provide students with personalized, accelerated instruction and opportunities to build life skills beyond the classroom, Price said. The private school has an existing K-8 academy and a high school in Austin, and campuses in Brownsville and Miami. Students complete their academic coursework in two hours each day through the school’s 2hr Learning program. The AI platform tutors students at their own pace, allowing them to work twice as fast as they would at traditional schools, Price said. Classrooms are overseen by guides instead of teachers who oer motivational and emotional support to students, she said. “Each and every child is able to learn so much better and more eciently when they receive one- to-one personalized education that goes exactly at their pace and at their appropriate level,” Price said. Students spend the remainder of their school day developing life skills, such as entrepreneurship,

Alpha School students will participate in accelerated academic activities at its three academies opening this fall.

COURTESY ALPHA SCHOOL

leadership, public speaking and nancial literacy, she said. At the new Alpha School academies, students can grow specic interest areas, including video games, advanced academics and sports. Quote of note “Austin is becoming the Silicon Valley of education,” Price said. “There are so many incredible options in the area and 2hr Learning is really going to put Austin on the map in terms of education, innovation and real results that are going to totally change the landscape of what’s possible with K-12 education.” Learn more The three new academies are accepting online applications for the 2024-25 school year, Price said. She said Alpha School is looking to open a charter school in 2026.

The following schools will open in the Austin area this fall:

Esports Academy • Specialty: gaming and esports • Grades: 5-8 • Expected enrollment: 60 students • Tuition: $25,000 per year • Address: 13915 Research Blvd., Austin

Lake Travis Sports Academy • Specialty: athletics, physical education and sports • Grades: K-8 • Expected enrollment: 150 students • Tuition: $25,000 per year • Address: 4402 Hudson Bend Road, Austin GT School for Gifted and Talented • Specialty: academically rigorous workshops • Grades: K-8 • Expected enrollment: 150 students • Tuition: $25,000 per year • Address: 2351 Westinghouse Road, Georgetown

SOURCE: ALPHA SCHOOLCOMMUNITY IMPACT

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Development

BY PARKS KUGLE & ZACHARIA WASHINGTON

Construction starts on senior activity center Community members and leaders gathered May 29 to break ground on the long-awaited Leander Senior Activity Center. “Words cannot express how excited I am,” Leander Mayor Christine DeLisle said. A long time coming The idea of a senior activity center first emerged back in 2011 through a needs assessment con- ducted by the city, which identified the facility as a medium priority for the Leander community, according to previous Community Impact reporting. Now, after 13 years of planning, the Leander Senior Activity Center is officially underway. The details Officials said the center will include a lobby with a seating area, a courtyard, multipurpose rooms, a fitness center and a communal kitchen.

Charter school campus underway in Leander Harmony Public Schools-Central Texas broke ground on the charter school system’s first Leander campus on May 10. The overview Called Harmony Science Academy-Lean- der, the school is set to open for the 2025-26 school year. The school will accept students from pre-K through sixth grade during its first year. A new grade will be added each year, and an additional school building will be built to serve students through 12th grade, according to a May 9 HPS news release. Once fully built out in the 2027-28 school year, the 26-acre campus located at 3250 Hero Way, Leander, will include two buildings, a soccer field and a football field. HPS campuses focus on science, technol- ogy, engineering and math curriculum.

183A TOLL

Active Adult Coordinator Sarah Mylcraine said the new facility will also serve as the “hub for all the community’s activities.” Furthermore, she said members will have the freedom to visit the facility at any time during operational hours. Learn more Construction began on May 30 and is expected to conclude in early 2025. The estimated cost of construction is $8.8 million and will be funded by a variety of sources, includ- ing the city’s May 2016 bond, city officials said.

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CEDAR PARK - FAR NORTHWEST AUSTIN EDITION

Transportation

US 183 North to undergo traffic shift this summer Drivers can anticipate a gradual traffic shift this summer as project officials with the US 183 North Mobility Project slowly open a fourth travel lane in each direction. What’s happening? From the second week of June throughout the rest of the summer, transportation officials are opening 3,000-4,000 feet of the newly constructed fourth lane of US 183 North, according to a news release. The project is split into three segments. Work began with Segment 1 in the second week of June, and will be followed by Segment 2 and Segment 3 toward the end of the summer. The background The $612 million US 183 North Mobility Project spans 9 miles of US 183 from SH 45 to MoPac and is on track for completion in 2026.

4 intersections to receive upgrades

Segment 2 targets the northbound main lanes starting at SH 45 and gradually moves south.

Cedar Park will install traffic lights and make pedestrian safety improvements at four intersections situated near three Leander ISD campuses and the Bell District, including:

183

• Bell Boulevard and Aster Street • Gupton Way Drive and Park Street

Segment 1 starts on the southbound main lanes at Loop 360 and gradually moves north.

• Vista Ridge Boulevard and Colonial Parkway • Vista Ridge Boulevard and Golden Arrow “There’s a tremendous amount of pedestrian and bicycle activity in that area,” Assistant Director of Public Works Stephen Hanuscin said. Stay tuned Officials are hoping to have the signals near schools operational before school resumes Aug. 14, and the light at the Bell District done before the new library opens this fall.

MOPAC

Segment 3 will focus on the final southbound section from MoPac north to Loop 360.

360

COMMUNITYIMPACT.COM

BY GRACE DICKENS & ZACHARIA WASHINGTON

Brushy Creek North Fork Trail delayed The Brushy Creek North Fork Trail currently under construction in Cedar Park has been delayed slightly for the addition of more crosswalk connections and the imple- mentation of Americans with Disabilities Act-compliant ramps. The update The project's estimated end date has been pushed back to late 2024 or early 2025, Capital Projects Manager Chris Brickey said. Cedar Park City Council approved a change order extending the construction contract to allow for the additional work on May 23. Some context The 3-mile shared-use path will stretch from Parmer Lane near Whitestone Boulevard to the Brushy Creek Regional Trail.

Construction to add lanes takes place on Raider Way An $18 million project to widen Raider Way and Woodview Drive in Leander continues. Expected to wrap up in late summer 2025, the work aims to increase safety and reduce heavy traffic congestion caused by nearby schools. The update

183A TOLL

This summer, crews will construct two lanes on the western half of Raider Way, which will allow two-way traffic by mid-August when school starts, Capital Improvement Program Manager Tony Bettis said. Bettis said other work taking place this summer includes: • The completion of a deceleration, right-turn lane off the northbound 183A Toll access road onto Woodview Drive as well as paving for the southern portion of the road. • The start of construction for the roundabout at the intersection of Woodview Drive and Raider Way.

What else In the fall, winter and next spring, crews will complete the eastern half of Raider Way, the round- about, sidewalks and driveways, and any changes to traffic signals at Crystal Falls Parkway, officials said. Bettis said Woodview Drive will remain one-way westbound until this winter. However, he said the city estimates all Woodview Drive lanes will open to two-way traffic in February 2025.

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Real estate

BY HALEY MCLEOD

Home Edition

2024

Readers, welcome to your annual CI Home Edition! This guide features news ranging from key real estate trends and new developments unique to your neighborhood to an overview of the housing industry across Texas. All of the stories were written by our team of local journalists, and all of the advertisements are from nearby businesses who support our mission to provide free, useful news—show them your gratitude by supporting local businesses. From Denise: Over the last few years, we have seen the real estate market ebb and flow, and it’s hard to predict what the future holds. But, what we do know, is more people have moved into the Williamson County area within that time and it doesn’t seem to be slowing down any time soon. In this edition, we talk about the nightmares some residential pool owners have been facing due to a defect in concrete mixtures and what actions they are forced to take. We also give an update on a $418 million settlement that will change the way homes are bought and sold. Whether you are a current homeowner or looking to put down long term roots soon here in Williamson County, I hope you find our annual home edition useful and informative.

What's inside

Lawsuit results in changing rules around home buying, selling (Page 27)

Denise Seiler General Manager dseiler@ communityimpact.com

Experts speak to rise in solar panel installation across Central Texas (Page 29)

Lot size requirements change under Austin's HOME initiative (Page 32)

Central Texas sees decline in home valuations as market slows Homeowners are able to challenge their appraisal valuations annually by filing a protest with their county appraisal district, the deadline for which was May 15. Median Central Texas appraised home values Travis County Williamson County

This year’s release of data from Central Texas appraisal districts indicated that average appraisal values for residential properties are lower than in recent years. The overview The median value of residential homes in Williamson County for 2024 is $412,310, a small drop from the $414,869 seen in 2023, but a 12.9% drop from $473,325 in 2022. “Values have definitely come down,” Chief Appraiser Alvin Lankford of the Williamson Central Appraisal District said during an update to Commis- sioners Court on June 4. “Mainly, [it’s] because the increase in interest rates slowed the market down, but also because builders aren’t constructing as many homes as prior years.” According to a news release from the Travis Central Appraisal District, the median market value for residential properties in Travis County in 2024 is $551,419, representing a 12.8% decline since 2022. Market values don’t directly result in a change in property tax bills, the release said. Instead, these values help decide a property owner’s portion of the total tax levy. The total tax amount is based on the budgets set by local governments, such as cities, counties and school districts.

A total of 186,206 individual protests were filed in Travis County and over 82,300 were filed in Williamson County. Each appraisal district reviews filings and evidence submitted, typically issuing a settlement. If a settlement is not accepted, a formal hearing will be scheduled. While sales and property values have stabilized since 2022, residents can expect to continue to see an annual increase of 10% to their property’s tax value, Lankford said, explaining that the increase will continue until a home’s market value and taxable value align, per state tax code. As of 2024, the total market value for Williamson County is roughly $171 billion, while the total taxable value is approximately $133 billion. What else? Clare Knapp, local housing economist with the Austin Board of Realtors, also predicts interest rates will remain flat for the rest of the year. “I don’t think that we’re going to see any significant movements in rates, especially over

$750K

$551,419

$632,208

$625K

$500K

$375K

$250K

$473,325

$412,310

$125K

SOURCES: TRAVIS CENTRAL APPRAISAL DISTRICT, WILLIAMSON CENTRAL APPRAISAL DISTRICT/COMMUNITY IMPACT

this year or even moving into 2025. ... If you’re a first-time buyer waiting on the sidelines now, well, you’re missing out on building wealth, too,” Knapp said.

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Real estate

BY GRANT CRAWFORD

As the population of Texas continues to grow— having now passed 30 million people, according to recent U.S. Census Bureau data—housing communities constructed outside the jurisdiction of existing city or county governments require developers to find alternative solutions to provide residents with key infrastructure to support a subdivision. This solution often comes in the form of a municipal utility district, or MUD. To provide core services for communities, MUDs may issue bonds to reimburse a developer, repaying the debt using property tax revenues and user fees received from utility services, said Amy Giannini, district engineer for Brushy Creek MUD in the Round Rock area. “In addition to other user fees, MUDs use these revenue and financing sources to operate, maintain and improve infrastructure services throughout the district,” Giannini said. MUDs now routine fix for developers

The framework

within 120 days, developers can petition the TCEQ to form a MUD. Voters who live in the proposed district must also give their approval. MUDs are governed by a board of directors, made up of property owners who are elected. Giannini said the Brushy Creek MUD board includes five residents. “At BCMUD, there are also several resident advisory committees that meet regularly to discuss issues pertaining to district infrastructure and operations,” Giannini said.

A MUD is a type of special district allowed under state law that functions as an independent, limited government, Giannini said. According to state law, developers can petition the Texas Legislature or the Texas Commission on Environmental Quality to create a MUD. If the land where developers want to establish a MUD falls within a city’s jurisdiction, the city must provide consent to create the MUD. Developers are able to negotiate terms with a city, but if the parties can’t come to an agreement

Number of special-purpose districts by county Special-purpose districts can include MUDs, water conservation districts, emergency services districts and others to provide residents with key infrastructure and resources.

What else?

A variety of limited government districts can be created throughout the state. In Texas, thousands of special-purpose districts are set up to provide a wide range of services, according to the Texas Comptroller of Public Accounts. These can include emergency services, library, crime control, development, fire control and health services districts. Similar to MUDs, these districts may also impose property tax, sales tax or user fees, depending on the services they provide. In 2017, a state law was passed to improve transparency, requiring certain special districts to provide records annually regarding district finances and tax rates to the Comptroller. More information about special district finance reports can be found by visiting www.comptroller.texas.gov.

Williamson County

Services provided by MUDs

Travis County

113

Water supply

Wastewater treatment

Bexar County 24

Solid waste management

Drainage systems

Hays County

Parks and recreation facilities

Roads

Dallas County

SOURCE: TEXAS COMPTROLLER OF PUBLIC ACCOUNTS/COMMUNITY IMPACT

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

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